9509 KEMPLER DR TX 78748
| Owner | BLEUGGS LLC |
|---|---|
| Parcel ID | 0428210477 |
| Short ID | 344606 |
| Type | Real |
| Use Code | 04 Fourplex |
| Valuation | Income |
| Improvement SF | 3,616 SF |
| Land SF | 40,398 SF |
| Acres | 0.927 |
| Year Built | 1984 |
| Legal | LOT 52 BLK A TANGLEWOOD FOREST SEC 1 PHS C |
| Neighborhood | J3205 |
| Land | $330,000 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $330,000 |
| Improvement | $332,739 |
|---|---|
| Total Improvement | $332,739 |
| Market | $662,739 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $662,739 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $662,739 |
| Taxable Value | $662,739 |
|---|
Appreciation: Market value has risen +16.2% from $570,300 (2021) to $662,739 (2025), a CAGR of 3.8% over 4 years. Growth has been relatively flat for this asset class. Most of this growth came in a single year (2022→2023), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Multi-Family parcel countywide rose +37.9%, so this parcel has lagged the broader multi-family market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 2.2845% in 2025 (+0.0227% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $15,140. Austin ISD is the largest single contributor, at 40.5% of the total 2025 levy.
Asset Class: Multi-family residential. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 50% of market value ($330,000 land vs $332,739 improvements), about $8/SF of land. Land and improvements both carry meaningful weight; value is balanced between the structure and its site.
Submarket Position: At $662,739, this parcel sits in the upper-middle (50th–75th percentile) of Multi-Family property in Travis County — county median $519,778 (P25 $438,669 / P75 $749,859, n=12,584). Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +3.8% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $799,634 by 2030, with an estimated annual tax burden around $17,482. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
12 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 095 | HVAC RESIDENTIAL | 3,616 SF | ✗ |
| 551 | PAVED AREA | 2,000 SF | ✗ |
| 1ST | 1st Floor | 1,808 SF | ✓ |
| 2ND | 2nd Floor | 1,808 SF | ✓ |
| 612 | TERRACE UNCOVERD | 152 SF | ✗ |
| 011 | PORCH OPEN 1ST F | 104 SF | ✗ |
| 012 | PORCH OPEN 2ND F | 104 SF | ✗ |
| 581 | STORAGE ATT | 96 SF | ✓ |
| 512 | DECK UNCOVRED | 72 SF | ✗ |
| 251 | BATHROOM | 4 SF | ✓ |
| 522 | FIREPLACE | 4 SF | ✓ |
| 413 | STAIRWAY EXT | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $6,131.66 | $6,131.66 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $3,472.87 | $3,472.87 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $2,490.87 | $2,490.87 | Paid |
| LTF Tanglewood Forest Limited Dist. | 0.1865% | 0.1715% | 0.1628% | 0.2800% | 0.2380% | -0.0420% | $1,577.58 | $1,577.58 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $782.18 | $782.18 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $685.27 | $685.27 | Paid |
| Combined Rate | 2.3632% | 2.1464% | 1.9720% | 2.2618% | 2.2845% | +0.0227% | $15,140.43 | $15,140.43 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $568,171 | $662,739 | -14.3% |
| Assessed Value | $568,171 | $662,739 | -14.3% |
| Land Value | $270,000 | $330,000 | -18.2% |
| Improvement Value | $298,171 | $332,739 | -10.4% |
| Taxable Value | $568,171 | $662,739 | -14.3% |
| Total Tax 2026 = estimate |
~$12,980
Estimated
|
~$15,140
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $568,171 | $568,171 | +0 (+0.0%) |
| Taxable Value | $568,171 | $568,171 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $568,171 | $270,000 | $298,171 | — | $568,171 | $568,171 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $662,739 | $330,000 | $332,739 | — | $662,739 | $662,739 | ~$15,140 | Partial |
| 2024 | $701,636 | — | — | −$371,636 | $330,000 | $— | $17,317 | Verified |
| 2023 | $675,289 | — | — | −$345,289 | $330,000 | $— | $13,837 | Verified |
| 2022 | $577,882 | — | — | −$247,882 | $330,000 | $— | $14,495 | Verified |
| 2021 | $570,300 | — | — | −$420,300 | $150,000 | $— | $13,656 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | -14.3% | -14.3% | ~100% | Not available | Partial |
| 2025 | -13.4% | -13.4% | ~100% | Not available | Partial |
| 2024 | +9.1% | +9.1% | ~100% | 2.2600% | Verified |
| 2023 | -11.7% | -11.7% | ~100% | 1.9700% | Verified |
| 2022 | +37.5% | +37.5% | ~100% | 1.8200% | Verified |
| 2021 | base year | — | ~100% | 2.3900% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +14.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | -14.3% | +0.5% | +7.3% | +16.9% | 2023 | -14.3% | 2026 |
| Assessment Ratio | 100.0% | 63.2% | — | 100.0% | 2025 | 26.3% | 2021 |
| Effective Tax Rate (2025) | 2.2800% | 2.2800% | — | 2.2800% | 2025 | 2.2800% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$15,140 | $14,889 | ~$16,521 | $17,317 | 2024 | $13,656 | 2021 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$688,101 | ~$688,101 | ~2.2649% | ~$15,585 | +3.8% |
| 2027 | ~$714,434 | ~$714,434 | ~2.2452% | ~$16,040 | +7.8% |
| 2028 | ~$741,774 | ~$741,774 | ~2.2255% | ~$16,508 | +11.9% |
| 2029 | ~$770,161 | ~$770,161 | ~2.2059% | ~$16,989 | +16.2% |
| 2030 | ~$799,634 | ~$799,634 | ~2.1862% | ~$17,482 | +20.7% |
| 2026 | ~$674,846 | ~$674,846 | ~2.2845% | ~$15,417 | +1.8% |
| 2027 | ~$687,175 | ~$687,175 | ~2.2845% | ~$15,699 | +3.7% |
| 2028 | ~$699,729 | ~$699,729 | ~2.2845% | ~$15,985 | +5.6% |
| 2029 | ~$712,512 | ~$712,512 | ~2.2845% | ~$16,278 | +7.5% |
| 2030 | ~$725,529 | ~$725,529 | ~2.2845% | ~$16,575 | +9.5% |
| 2026 | ~$701,356 | ~$701,356 | ~2.2550% | ~$15,816 | +5.8% |
| 2027 | ~$742,223 | ~$742,223 | ~2.2255% | ~$16,518 | +12.0% |
| 2028 | ~$785,472 | ~$785,472 | ~2.1960% | ~$17,249 | +18.5% |
| 2029 | ~$831,240 | ~$831,240 | ~2.1665% | ~$18,009 | +25.4% |
| 2030 | ~$879,675 | ~$879,675 | ~2.1370% | ~$18,799 | +32.7% |
In 2025, this property's market value of $662,739 places it in the 50th–75th percentile for Multi-Family properties in Travis County (12584 comparable) — +28% above the county median of $519,778. Multi-Family here is the broad TCAD category — every multi-family property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $662,739 | $438,669 | $519,778 | $749,859 | ↑ Above median | -7.5% |
| 2024 | $701,636 | $467,458 | $564,615 | $848,565 | ↑ Above median | -6.3% |
| 2023 | $675,289 | $503,905 | $617,035 | $919,932 | ↑ Above median | +0.9% |
| 2022 | $577,882 | $506,618 | $615,058 | $906,429 | ↓ Below median | +39.1% |
| 2021 | $570,300 | $300,453 | $376,850 | $539,896 | ↑ Top 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.